**Document:** Officer Planning Report Recommendation **Application:** 08/01699/B — Alteration and extensions to dwelling **Decision:** Permitted **Decision Date:** 2008-11-19 **Parish:** Braddan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/86349-braddan-the-castleward-green-alteration-dwelling/documents/1236689 --- # Officer Planning Report Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] ### Considerations [Table omitted in markdown export] ### Written Representations ### Consultations [Table omitted in markdown export] ### Officer's Report #### The Site The application site represents the curtilage of an existing property at 9 The Castleward Green in Ballanard, Douglas. This is a two storey detached dwelling with large front and rear gardens. #### Planning Status The application site is located within an area of “Residential Use” identified under the Douglas Local Plan. The Isle of Man Strategic Plan 2007 contains a policy that is considered specifically material to the assessment of this current planning application. General Policy 2 states: “Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." Within the Isle of Man Strategic Plan, the following paragraph about "Extensions to Residential Properties" Paragraph 8.12.1 is also considered relevant: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general". ## Planning History The following previous planning applications are considered relevant in the assessment and determination of this application: Case - PA 89/01361/B Construction of conservatory - Permitted Case - PA 05/92356/B Erection of two storey extensions to side and rear elevations to provide sun lounge, kitchen - dining room with bedrooms and en-suites above and driveway to be widened - Permitted Case - PA 07/00500/B Erection of a single storey extension to rear elevation - Permitted ### The Proposal The planning application seeks approval for the erection of a porch to the eastern elevation and the extension of the utility at the rear of the property. The porch would measure ; this would have a door with side panels and a flat roof finish to match the existing dwelling. The utility room extension would be . The windows and doors would be finished in PVC; there would be concrete roof tiles and smooth painted render, all to match existing. The covered area adjoining the kitchen and lounge would be closed off to create a sun room; this would be done by erecting folding screens to the south west and south east elevations. ### Representations The Department of Transport Highways Division have not commented on the proposed application. Douglas Corporation has no objection with the proposal. Drainage Department of Douglas Corporation has commented that the applicant agent has been made aware of an existing live public surface water sewer adjacent to the property. It will, therefore, be necessary for the applicant's contractor to implement a method of construction which provides protection to this asset. There must be no discharge of surface water from this proposed development to any foul drainage system(s). ## Assessment The application site is located within an area of existing residential use under the Douglas Local Plan. Given the nature of the proposed development it is therefore appropriate to assess the proposal against the policy identified earlier within the report (i.e. General Policy 2 and Paragraph 8.12.1 of The Isle of Man Strategic Plan 2007). In respect of the front porch, the property currently has a flat roof canopy with pillars to the front entrance. The proposal is to replace that canopy with a flat roof porch. The proposal is not visually attractive, however, it not substantial different to the flat roof canopy. On balance, it is considered the proposed porch will not adversely affect the visual amenities of the locality. The utility room extension would also be very minimal and would not exceed the rear wall of the property. The finishes would be in-keeping with the features of the existing building with the design and materials of the windows and doors matching the form of the property. As such, it is considered that the proposed development does not adversely affect the properties in the surrounding area or the amenity of the character of the locality, which satisfactorily accords with the provisions of General Policy 2 and Paragraph 8.12.1 of Isle of Man Strategic Plan 2007. The notes suggested by consultees are not material planning considerations and for that reason are not attached to the report, as part of the recommendation. ### Recommendation For these reasons the proposal is considered acceptable and it is recommended that the planning application be permitted. ### Party Status It is considered that the following parties, who submitted comments, accord with the requirements of Planning Circular 1/06 and are therefore, afforded Interested Party Status: The Department of Transport Highways Division Douglas Corporation ### Recommendation Recommended Decision: Permitted Date of Recommendation: 14.11.2008 Conditions and Notes for Approval / Reasons and Notes for Refusal ## C : Conditions for approval N : Notes attached to conditions R : Reasons for refusal - : Notes attached to refusals ### C.1. The development hereby permitted shall commence before the expiration of four years from the date of this notice. C.2. , This permission relates to alterations and extensions as shown in drawing numbers P01, P02, P03, 05 R01 and P04 date stamped 2nd September 2008 C.3. No facing and roofing materials shall be used other than materials similar to those used on the existing building. Decision Made : Committee Meeting Date : I confirm that this decision accords with Government Circular No 56/08 (Delegation of Functions to the Acting Senior Planning Officer), GC 55/08 for Advertisements and 69/08 for Registered Buildings. Decision Made : Permitted Date : 17 / 11 / 08 Signed : Acting Senior Planning Officer --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/86349-braddan-the-castleward-green-alteration-dwelling/documents/1236689*